Calling all creatives! Request for Proposals (RFP) to make the next best brand video!

Executive Summary

There are six sections to this RFP, which is a formality in our quest to source the next person/company to produce a brand video. To help you with your submission, we are interested in simply creating the best brand video, so stick to the deadlines and submit what is going to make a difference in your opinion.

About Zeffert & Associates, Inc.

Zeffert & Associates, Inc. is a nationwide leader in affordable housing compliance. Since 1994, property managers, owners, syndicators, housing authorities, and state agencies have partnered with Zeffert for accuracy and speed on utility allowances, tenant file reviews, building accessibility, and training. Headquartered in St. Louis, Zeffert’s service excellence reaches every state and territory within the authority of the IRS, HUD, and USDA.

OUR MISSION is to provide housing compliance and training products that are better and faster than anyone else. Consecutively since 2015, Zeffert has served the affordable housing industry more than any prior year through record production and sales. As the only permanent Chief Executive Officer since the retirement of Zeffert’s founder, Jeffrey Promnitz credits this quickly scaled growth to more than new tools or any resource, but to the associates and managers that have demonstrated a laser-focus on the Mission.

Zeffert & Associates is recognized as an industry leader and a best place to work by the St. Louis Business Journal. Our commitment to excellence has made us a nationwide phenomenon, operating across the United States with an unwavering dedication to quality and service.

Affordable Housing Background

Every state and territory in the US has some form of a government-sponsored housing agency (HFA) that receives funding from their own state and the federal government. Additionally, states have many locally positioned housing authorities (an HA), which are quasi-governmental bodies and they receive funding from the HFA, HUD, and other programs. Like how levels of government operate – moving from specific to broader responsibility – there are towns, cities, counties, states, and the federal government; so too does affordable housing oversight take place through increasingly broader roles from city, state, and up to the federal government.

Video Background

One of the largest affordable housing industry trade groups in the country is the National Council of State Housing Agencies (NCSHA) because they represent the interests of the states and territories, who are in turn representing localized housing interests. Each year NCSHA produces conferences, one of which focuses on the Low-Income Housing Tax Credit (LIHTC) that is funded to the states by the US Treasury Department and is called Housing Credit Connect (HCC). The LIHTC program has been the most successful housing program in history since its inception in 1986, having provided financial incentives for owners and investors of over 3.2 million housing units in this time.

Attendees of the HCC conference range from government representatives, housing owners and management companies, investors, and consultants such as Zeffert & Associates. This year’s HCC occurs in June and will be entirely virtual. Zeffert & Associates has formed an exclusive agreement to be the conference’s top-tier Diamond Sponsor. One benefit of this is the ability to provide a 90-second video commercial to NCSHA that will be promoted in many ways.

Goals / Scope

  • Take a moment to learn our business and why it matters, for production quality
  • Consider the Vision, Mission, and operating Divisions of the company
  • Moods:
    • Impactful: Makes you want to watch the rest after seeing the first five seconds
    • Differentiates: Accentuates our nationwide leadership in multifamily compliance
    • Personal: Feels like the viewer is being directly spoken to
    • Fredgy”: Fresh and edgy, innovative, fast-paced, and conveys sheer success.
  • Maximum of 90 seconds (about 3 minutes)
  • May include on- or off-site recording, CGI, or any technique that achieves the Goals

Deadlines

  • RFP response deadline: March 1
  • Start date – when ready
  • Final product: Tuesday, June 1 (flexible)
  • Event date: Monday, June 16; hard deadline June 10

Responding

  • Responses are due no later than March 1
  • There are two parts to submit via one email to info@zeffert.com:
    • Video introduction to you and/or your company and why you are the best, no longer than 60 seconds
    • Written response – either in the email body or an attachment:
      • Up to three references of videos you have created that will lend to these goals
      • Fees for the project
      • Consider brevity but feel free to add whatever you feel is a differentiator

HUD Layoffs: A Possible Blow to Affordable Housing, Disaster Relief, and Organizational Resilience

The recent directive for the U.S. Department of Housing and Urban Development (HUD) to reduce its workforce by over 4,000 employees has raised alarms among stakeholders, particularly amid a national housing crisis (Reuters, 2023). This significant reduction—representing nearly half of HUD’s staff—not only jeopardizes vital affordable housing initiatives and disaster relief efforts but also offers a case study in the broader, often underappreciated, impact of mass layoffs on organizational performance.

Operational and Community Implications

At its core, the directive aims to address inefficiencies by cutting what HUD Secretary Scott Turner describes as “waste, fraud, and abuse.” Under the Department of Government Efficiency (DOGE), led by Elon Musk, proposed budget cuts of $260 million will reshape the landscape of HUD’s operations. While the Federal Housing Administration may see minimal direct changes, offices such as Policy Development and Research, Community Planning and Development, and Fair Housing and Equal Opportunity face reductions of up to 75%. This restructuring poses an immediate risk to communities that rely on HUD’s extensive network of field offices—many of which may soon face closure—thereby reducing the department’s local presence and responsiveness at a time when the nation is grappling with escalating homelessness and housing instability (Reuters, 2023).

Workplace Dynamics and Organizational Goals

Beyond the immediate service disruptions, the ramifications of such large-scale layoffs extend into the internal dynamics of the organization. Academic research consistently highlights that workforce reductions, especially when drastic, are often accompanied by heightened workplace fear, intimidation, and diminished morale among surviving employees. This phenomenon, commonly referred to as “survivor syndrome,” has been documented in studies showing that employees remaining after mass layoffs experience stress, reduced trust in leadership, and pervasive job insecurity (Kets de Vries, 2001). Such psychological impacts are not merely abstract—they translate directly into decreased productivity, lower innovation, and diminished overall organizational effectiveness.

The theoretical framework provided by Hobfoll’s Conservation of Resources (COR) theory further elucidates this dynamic. Hobfoll (1989) posits that when employees perceive their resources—both personal and professional—as under threat, the resulting stress can lead to a significant decline in work performance and commitment. In environments where job security is uncertain, the cumulative stress may prompt increased absenteeism and a reluctance to invest discretionary effort, undermining the agency’s capacity to meet its strategic goals (Hobfoll, 1989; Cascio, 2002).

Implications for Policy and Organizational Culture

The timing of these layoffs—amid a national crisis—further complicates the situation. With communities already under strain from a severe homelessness crisis, the reduction in HUD’s capacity risks exacerbating systemic issues faced by vulnerable populations. On an organizational level, the abrupt shift may not only interrupt current projects but also instill a culture of instability and fear. Research in organizational justice has found that perceptions of fairness and transparency are critical for maintaining morale and commitment (Colquitt, 2001). When cuts are perceived as arbitrary or excessively harsh, they can trigger negative outcomes that extend far beyond the immediate operational disruptions, leading to decreased loyalty and reduced performance among the remaining workforce.

In light of these challenges, it is imperative that policymakers and organizational leaders consider strategies that balance fiscal efficiency with the human element of public service delivery. Implementing comprehensive change management approaches, fostering transparent communication, and establishing robust support systems for affected employees are crucial steps to mitigate the adverse effects highlighted in the scholarly literature. Such measures are not only ethical but also strategically essential for maintaining a motivated workforce capable of sustaining long-term organizational success, even during periods of significant fiscal consolidation.

Conclusion

The proposed HUD layoffs represent more than a mere administrative restructuring; they signal a critical juncture for the agency’s ability to serve American communities during a time of unprecedented housing need. By incorporating insights from research, we see that mass layoffs have far-reaching consequences beyond immediate budget cuts—affecting both organizational culture and performance. Addressing the dual challenges of operational efficiency and employee well-being is essential to preserving the integrity and effectiveness of public institutions tasked with the vital mission of affordable housing and disaster relief.


References

Reuters. (2023). U.S. HUD faces potential cuts and layoffs amid housing crisis. Reuters.

Cascio, W. F. (2002). Downsizing: What do we know? What have we learned? Academy of Management Perspectives, 16(1), 32–43.

Colquitt, J. A. (2001). On the dimensionality of organizational justice: A construct validation of a measure. Journal of Applied Psychology, 86(3), 386–400.

Hobfoll, S. E. (1989). Conservation of resources: A new attempt at conceptualizing stress. American Psychologist, 44(3), 513–524.

Kets de Vries, M. F. R. (2001). The downside of downsizing. Human Relations, 54(2), 147–176.

Understanding Low-Income Housing Tax Credits (LIHTC)

Understanding Low-Income Housing Tax Credits (LIHTC)

Jeffrey Promnitz

Introduction

The Low-Income Housing Tax Credit (LIHTC) program is a critical component of affordable housing development in the United States. This federal tax incentive encourages investment in the construction and rehabilitation of affordable rental housing by providing tax credits to developers. This comprehensive overview will delve into the intricacies of understanding LIHTC, exploring its mechanics, calculation methods, and benefits for both developers and investors.

LIHTC: A Mechanism for Affordable Housing Development

LIHTC is a federal tax incentive program administered by the Internal Revenue Service (IRS) and allocated to states based on population. State housing agencies then award these credits to developers through a competitive application process. Developers utilize these credits to attract investors, who provide equity capital for their projects in exchange for tax benefits.

Calculating LIHTC

The calculation of LIHTC is key to understanding them and involves several key components:

  • Eligible Basis: This refers to the qualified costs associated with the development, excluding land acquisition, financing costs, reserves, syndication expenses, and marketing costs. Eligible basis primarily encompasses construction-related expenditures.
  • High Cost Adjustment Boost: Projects located in designated Difficult Development Areas or Qualified Census Tracts may be eligible for a 30% increase in their eligible basis, recognizing the higher development costs in these areas.
  • Applicable Fraction: This fraction represents the proportion of the project dedicated to low-income housing. It is determined by the lesser of the Unit Fraction (low-income units divided by total units) or the Floor Space Fraction (low-income floor space divided by total residential floor space).
  • Qualified Basis: The qualified basis is calculated by multiplying the eligible basis by the applicable fraction.
  • Tax Credit Rate: Projects qualify for either a 4% or 9% tax credit rate, applied annually to the qualified basis over a 10-year period. The actual rates are subject to monthly adjustments by the IRS and are calculated to ensure the present value of the tax credits equals 30% of the eligible basis for 4% credits and 70% for 9% credits.
  • Tax Credit Factor: This factor represents the market price for each $1 of tax credit and can fluctuate based on market conditions and investor demand.

4% vs. 9% Tax Credits

  • 9% Credits: These credits are highly competitive due to their limited availability and are awarded through a competitive process. They cannot be combined with tax-exempt bonds and are typically reserved for new construction or substantial rehabilitation projects.
  • 4% Credits: These credits are less competitive and can be combined with tax-exempt bonds. They are often used for new construction projects utilizing tax-exempt bonds and for acquisition/rehabilitation of existing properties.

Investor Benefits

Investors in LIHTC projects receive valuable tax benefits, including:

  • Annual Tax Credits: Investors receive tax credits over a 10-year period, offsetting their tax liability.
  • Tax Losses: As limited partners, investors can claim tax losses from depreciation, interest expenses, and other deductions associated with the project.

Example

Consider a new construction project with a total development cost of $10 million and an eligible basis of $7 million. The project has 100 units, with 80 units designated for low-income residents. The applicable fraction is 80% (80 low-income units / 100 total units). The qualified basis is $5.6 million ($7 million eligible basis x 80% applicable fraction). Assuming a 9% tax credit rate and a tax credit factor of $0.90, the total tax credits generated over 10 years would be $4.536 million ($5.6 million qualified basis x 9% tax credit rate x 10 years x $0.90 tax credit factor).

Conclusion

LIHTC is a complex but vital program for incentivizing affordable housing development. Understanding its intricacies, including eligible basis calculation, applicable fractions, and tax credit rates, is crucial for developers and investors seeking to participate in this impactful program. By fostering public-private partnerships, LIHTC plays a critical role in expanding access to safe, quality affordable housing across the United States.

To learn more about the Low Income Housing Tax Credit (LIHTC) program, visit Zeffert University.

For professional file reviews on your LIHTC property, visit our File Review Department.

Property Inspection Checklist

A stress-free comprehensive walkthrough of required components and systems

A property walkthrough check conducted by an inspector to ensure compliance with multiple affordable housing programs including HUD, RD, LIHTC, and other types, is critical. Having inspection standards is an important step in maintaining safe and habitable housing. By systematically examining various aspects of the property, including structural integrity, safety features, plumbing, electrical systems, heating, ventilation, and air conditioning, inspectors can identify potential deficiencies and hazards. This thorough Affordable Housing Property Inspection Checklist helps to ensure that properties meet your agency’s minimum housing quality standards, protecting the health and well-being of residents and promoting a safe living environment.

Using Zeffert’s Affordable Housing Property Inspection Checklist (excel download) serves as a critical tool for both inspecting your property and training your staff on inspections.

National Standards for the Inspection of Real Estate

NSPIRE, the National Standards for the Physical Inspection of Real Estate, is a comprehensive inspection system designed to assess the condition of HUD-assisted housing. It aims to improve the quality of life for residents by focusing on health, safety, and functional defects over appearance. NSPIRE inspections evaluate housing units, non-residential interiors, and building exteriors to ensure they are functionally adequate, operable, and free from health and safety hazards. By prioritizing essential living conditions, NSPIRE helps maintain safe and habitable housing for HUD-assisted residents. This Affordable Housing Property Inspection Checklist is applicable to the NSPIRE protocol.

Mortgage Banker’s Association

The USDA Rural Development (RD) Multifamily Housing Division has implemented a new physical inspection process utilizing the Mortgage Banker’s Association (MBA) Standard Inspection Form 3.03. This process aligns with the inspection standard outlined in 7 CFR 3560.103. The MBA inspection format, commonly used in conventional housing, focuses on both the property’s physical condition and market factors. Unlike traditional inspections with a pass/fail result, this process collects data to assess the property’s overall condition and identify potential maintenance needs. This approach allows RD to make informed decisions regarding property management and future investments. Because inspections across all programs are intended to achieve the same outcome – safety – the Affordable Housing Property Inspection Checklist is applicable for MBA, too.

Conclusion

To learn more about compliance with inspection requirements on your property, visit Zeffert University.

To learn about professional inspection services, visit our Compliance Division.